3. Spatial options We estimate that there is already capacity for around 20,000 new Introduction to the Spatial homes in the existing urban area Options Sheffield needs over 40,000 new outside the City Centre. This homes between now and 2038 includes 6,400 homes on large The Sheffield Plan will allocate land to meet the needs of our growing sites that already have planning for different uses, and there are a population. We explain on page 25 permission, as well as an estimated lot of different land uses to consider. how the housing need figure has 5,000 new homes on small sites However, housing takes up far more been calculated. and ‘windfall sites’. In the urban land than any other type of use so the area, homes will be developed at main focus of the spatial options is on a variety of different densities – where new homes should be built. But higher densities nearer to District we also look at how the distribution of Centres and high frequency public homes will impact on the need for, and In this section we outline three options transport routes, and lower in more availability of, land for other uses, as (A, B and C) that set out different suburban areas. There are also well as the implications for travel. ways of accommodating the 40,000 areas, such as Attercliffe, which homes that are needed in the city by We expect new offices, industry and we expect will transition to housing 2038. As we have already noted in the shops to be built in areas where over the plan period, and beyond. section on ‘A Green City’, Government those types of use are already well planning policy requires exceptional established. So, for example, offices circumstances to be demonstrated will be focussed in the City Centre, All three options show around 20,000 before making changes to the Green whilst industrial sites will be provided new homes being provided outside Belt boundary. This means we have in the Upper and Lower Don Valley the City Centre but within the urban to examine fully all other reasonable and areas such as Smithy Wood area (the suburbs). We do not think options for meeting identified needs and Oxclose. Shops will continue to there is much potential to vary this for development before removing land be concentrated in the City Centre, figure because it already takes into from the Green Belt. This means that in District and Local Centres, at account the location and the character we have to consider whether Option A Meadowhall and in established retail of the area when assessing how many would meet the city’s housing needs parks. homes a site could accommodate before considering Options B and C. (see box below). The issue is where 46 Spatial options the other 20,000 homes that we need We have published a Housing is sufficient land reserved to provide should be built. Option A suggests and Economic Land Availability for the new jobs that will support focusing them all within the central Assessment (HELAA) alongside an increasing population, as well area of Sheffield (mainly in the City this document which identifies all as putting in place the necessary Centre) and proposes to make better the land that is potentially available infrastructure such as transport, health use of land by reusing land such as for development. Landowners have and education. former industrial sites. Options B already put forward sites for inclusion and C would still result in a significant in the HELAA but not all the sites that The options presented are three amount of housing in the central have been suggested will be suitable scenarios but it isn’t a case of areas of Sheffield, but not to the same for development; inclusion of a site choosing one or the other, but deciding degree as Option A. In Option B in the HELAA does not necessarily where between the three we should about 12.5% of our new housing would mean that it will ever be developed. It aim for. The advantages and issues be located at the edge of the city, is simply a database of available land associated with the three approaches mainly on land currently designated from which we select the most suitable are presented at the end of this as Green Belt. In Option C this figure and deliverable sites to meet future section. increases to 25%. development needs. We have used information from the HELAA to help us calculate how much development could be accommodated in the existing Over the last 15 years, 95% of all urban areas and, therefore, how much new homes in Sheffield have been might need to be provided through built on brownfield land, protecting urban extensions on land that is greenfield sites within the city. currently in the Green Belt. National planning policy requires As part of preparing the Sheffield us to take a brownfield first Plan, we have attempted to identify approach. This is important, as all the land that is potentially suitable this helps us to invest in existing for housing development, though it is communities and make the best important to emphasise that only some use of the land available. of this would need to be allocated for development in the Sheffield Plan. We also need to ensure that there Spatial options 47 Overview of the Options New Urban Area New Central Area New Green Belt Total new Description of Option homes (outside homes homes homes Central Area) High density, vibrant walkable neighbourhoods with a wide choice of homes. 20,000 20,000 Option A 0* 40,000 (50%) (50%) Where: The Central Area – in and around the City Centre and at Attercliffe. Mid-rise and vibrant central area and some new houses with private gardens in the suburbs. 15,000 20,000 5,000 Option B 40,000 (37.5%) (50%) (12.5%) Where: The Central Area and some limited areas on the edge of the City Less dense central area, more new houses with private gardens in the suburbs 10,000 20,000 10,000 Option C 40,000 (25%) (50%) (25%) Where: the edges of the city including some Green Belt. * Though under national planning policies we estimate that 250-750 homes would be developed in the Green Belt through conversion of existing buildings or redevelopment of brownfield sites (a continuation of current policy). Table 1: Summary of the Spatial Options 48 Spatial options Option A: High density, vibrant neighbourhoods in the central area with some high rise This option would mean focusing 20,000 20,000 0 a lot more housing in the central area than we proposed when we Central Urban Green consulted in 2015. Area Area Belt We define the central area as the area to be developed, perhaps requiring within the inner ring road plus areas the Council to buy land, relocate such as Kelham Island, Neepsend and businesses, improve infrastructure and Infirmary Road, which lie just outside it. assemble sites ready for development. This approach could also be applied at Attercliffe. courtyard dwellings would also have a In the rest of the urban area, our role to play. It would provide a range analysis shows there is capacity for Remodelling some older employment of housing options along a spectrum approximately 20,000 homes up to areas, where businesses have already of affordability to support diverse, 2038. Although there would be no relocated elsewhere (and where walkable neighbourhoods. Wherever need to alter the Green Belt boundary, there is potential for further business new development takes place, it there would still be a small number of relocations), would increase the supply needs to take account of designations new homes provided in the Green Belt of land available for new housing. such as conservation areas and listed as a result of the conversion of existing buildings. The City Centre has more of buildings and potential redevelopment Work undertaken on the Central Area these designations than the rest of the of larger brownfield sites which may Strategy suggests that it would be city and they will influence aspects of be allowable under national planning possible to accommodate 20,000 5 the design of new development such policies . We estimate this could more homes in the central area of as height, massing and materials. provide between 250 and 750 new Sheffield. It would mean mid-rise and homes over the whole plan period. some high-rise buildings with well- We think this option would require designed apartments and active street the most significant public sector frontages. Clustered townhouses and support and investment to enable sites Spatial options 49 Option B: Mid-rise and A small number of large Green vibrant central area and Belt sites could be prioritised – some new houses with each would be of a sufficient scale to enable a new sustainable, private gardens in the walkable, neighbourhood to be suburbs created, with good (or potential for Option B makes a more cautious good) public transport accessibility 15,000 20,000 5,000 assumption about the capacity of the and capable of supporting central area, showing 15,000 new local services. Infrastructure Central Urban Green homes, but still looks to enable 20,000 requirements (such as school Area Area Belt homes in the rest of the urban area places or health facilities) would be such as along key public transport provided alongside new homes. i routes and close to District Centres. This would mean we need some Green The release of smaller Green Belt What is safeguarded land? Belt release (about 1.5 - 2% of the sites could be considered but these current Green Belt) to accommodate would be less sustainable as they A local plan can remove land 5,000 homes up to 2038.